Seven Sisters · Haringey · Tottenham constituency · 51.58409, -0.07519

N15 5BY— Seven Sisters, Haringey

Location and area intelligence for N15 5BY, Seven Sisters, Haringey

High-connectivity investment target

 

Schools 89%Safety 61/100Transport 60/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
61
Safety
61
Schools
90
Transport
60
Environment
57
Investment
59

The bottom line

N15 5BY offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N15 5BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-15.7% vs London avg
vs London crime+188.0% vs London avg

Deep-dive guides for N15 5BY

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🚇 Hyper-Connected🎓 School Smart

“High-connectivity investment target”

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How N15 5BY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Earlsmead Primary School

Not yet inspected · 6 min walk

KS2: 105.7

★★

Secondary

All Saints Catholic High School

Good · Inspected Jun 2023 · 14 min walk

P8: +0.36A8: 44.5

100% of local schools rated Good or Outstanding · based on 35 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 21 min walk

10 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

187.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+129% vs borough

Crime by type

Other29%
Violence & sexual offences18%
Anti-social behaviour16%
Vehicle crime12%
Theft11%
Robbery7%
Drug offences4%
Burglary3%

Road safety

97

Road safety score

3

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Tottenham Fire Station · 947m

Crime is +188% above London average

Property

Prices, sales volume and market trends

Avg floor area49.3 m²

EPC breakdown

C
5%
D
17%
E
6%

Based on 28 properties · Confidence: medium

Street mix

Terraced 67%Flat 17%Other 17%

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£123,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2005 · CAGR

+18.4%

Total change

+358%

Market Activity

Price Velocity & Acceleration

Current Velocity

+80.6%

per year

Acceleration

-72.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £300k–£350k · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£71k£71k+0%1
Post-dot-com plateau2002–2002£180k£180k+0%1
Pre-crash peak2005–2005£325k£325k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Seven Sisters Underground StationVictoria line
2.5 min walk
Seven Sisters→ Liverpool Street· 6 tph
20 min

Nearby stations

Seven Sisters Underground StationVictoria
3 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
3 min walk
Seven SistersNational Rail
3 min walk
South Tottenham Rail StationSuffragette
6 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
13 min walk
10 bus routes · 9 stops within 400m · 19 buses/hr peak

79

Walkability score

155

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria ★34 min
Waterloo41 min ↑
Canary Wharf47 min ↑
City40 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)161
Nearest car park81m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Westerfield Road car park71 spaces
81m
🅿️
Brunswick Road car park
112m
🅿️
Kwikfit carpark20 spaces
609m

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed430 Mbps
Median download418 Mbps
Superfast coverage100%
All operators 5G94%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.7 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield850.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

FERNLEA SURGERY

114 HIGH ROAD, SOUTH TOTTENHAM, N15 6JR

8 min walk

85%

Recommend GP

85%

Overall GP experience

11

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

34

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

22

Convenience

Nearest supermarketC&G Cash and Carry · 40 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

104m

Post office

Nearby shops

Kumasi Central Market18 m
West Green International Market64 m
West Green Halal Meats67 m
Tottenham Town Bakery75 m

Nearby cafes

Sunny Station Cafe129 m
Costa178 m
Cafe Lemon245 m
Pasero262 m

Nearby restaurants

Caribbean Spice33 m
Bagels & Juice39 m
Deniz Best Kebab51 m
Chicks55 m

Nearby pubs

True Craft60 m
The Fountain314 m
The Post Bar549 m
The High Cross685 m

Nearby gyms

Tottenham Green Leisure Centre487 m

Nearby pharmacies

Reena Pharmacy39 m
Good Health Pharmacy226 m
The Cadge Pharmacy605 m
Pharmocare969 m

Nearby health

Smile For Life Dental Clinic622 m
The Green Dental Surgery669 m
Bruce Grove Primary Health Care Centre964 m
Food hygiene (5-star)61% of 143

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

AJOU'S DELI LTD
GOOD THINGS IN LIFE LTD
IGREJA PENTECOSTAL "DEUS E AMOR"
JOHNAKINS LTD
KAYSERI 1 LTD

+8 more

Investment

Investment grade, yield and market outlook

59

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.6% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

33.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route9,973m
Crossrail 2 route307m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,012 nationally

1,875

Est. population

10,559/km²

60%

Employed

38%

Degree educated

£35,400

Median income

9.7%

Claimant rate

Urban coreHigh densityRenters

28

Community stability

Age profile

19%
31%
20%
17%
14%
Under 1819%
18–3431%
35–4920%
50–6417%
65+14%

Tenure

13%
33%
41%
Own outright12%
Own (mortgage)13%
Private rent33%
Social rent41%
Shared ownership0%
Rent free1%

Ethnicity

20%
19%
31%
White British20%
White Other19%
Asian11%
Black32%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine30%
No car household73%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent42%
Social rent34%

vs. London

Income vs London-15.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
164
Largest scheme
264 homes · Land at, Land at, Lawrence Road, N15 4EX
Pipeline pressure
LOW

Named schemes (500m)

Land at, Land at, Lawrence Road, N15 4EX264 homes
completed
820 Apex House, Apex House 820, Seven Sisters Road, Haringey163 homes
completed
Tottenham Town Hall, Tottenham Town Hall, Town Hall Approach Road, N15 4RY109 homes
completed
JEWISH HOME & HOSPITAL, 295, JEWISH HOME & HOSPITAL, 295, HIGH ROAD, TOTTENHAM, N1565 homes
completed
SEVEN SISTERS SCHOOL SITE, SEVEN SISTERS SCHOOL SITE, BRAEMAR ROAD, N1536 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
26.1%
Ward turnout
40%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Ash AhmedGreen
Luisa BrandsGreen

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Key facts for N15 5BY

Full postcodeN15 5BY
Postcode districtN15
BoroughLondon Borough of Haringey
WardSeven Sisters
Latitude51.584090
Longitude-0.075193
Parliamentary constituencyTottenham
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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